2033 Robb St · Baltimore, MD 21218

$45,000

3 bd · 1.0 ba · 1,050 sqft · Townhouse · 1 Days on market

Built 1915 1,250 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this versatile investment opportunity. Whether you're looking to renovate and rent for immediate cash flow, or flip and move in to build fast equity, this property is packed with untapped potential.

Key facts

• Built 1915

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built: estimated
• Construction: Brick/mortar foundation; Above grade and below grade other structures
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Other heating; Other cooling; Hot water: Other
• Interior features: Estimated living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 36.5% vs local median 6.0% in Baltimore — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#90 in MD, #3,396 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: schools D, crime F.
• Baltimore City Public Schools (urban): math 7% / reading 16% proficiency, ranked #24 of 24 in MD (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 325 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,273 units permitted in Baltimore city in 2024 (1,104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Baltimore County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.01% ✓
• Cap rate: 36.54%
• Cash-on-cash: 108.02%
• DSCR: 5.81
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $96,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1822 Aiken St	0.20mi	3/1.0	1,050 (0%)	3mo	$49,000	$47	88
728 Bartlett Ave	0.23mi	3/1.0	1,100 (+5%)	2mo	$40,000	$36	80
1652 Darley Ave	0.42mi	3/1.0	1,100 (+5%)	0mo	$52,500	$48	72
1658 E 25th St	0.51mi	3/1.0	1,040 (-1%)	4mo	$70,000	$67	71
1423 E Lanvale St	0.36mi	4/2.0 (+1)	1,000 (-5%)	3mo	$77,750	$78	64
1543 Holbrook St	0.39mi	3/2.0	1,200 (+14%)	2mo	$110,000	$92	52
1722 E Lanvale St	0.55mi	3/1.0	1,200 (+14%)	0mo	$125,000	$104	50
814 Showell Ct	0.66mi	3/1.0	1,152 (+10%)	5mo	$180,500	$157	49
1104 Harford Ave	0.72mi	3/1.5	1,152 (+10%)	1mo	$100,000	$87	47
1226 E Chase St	0.73mi	3/2.0	957 (-9%)	2mo	$209,900	$219	45
2559 Garrett Ave	0.48mi	3/3.0	1,202 (+14%)	2mo	$205,000	$171	44
2030 E Lafayette Ave	0.72mi	2/2.5 (-1)	1,100 (+5%)	5mo	$182,000	$165	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.96×
• Total profit: $62,510
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 11.93×
• Total profit: $137,717
• Equity at exit: $3,891

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 12 Strongly Tenant-Friendly
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City Baltimore: 12 Strongly Tenant-Friendly · D+58

Just-cause for tenancies > 1 yr.

Methodology + full state rankings →

ZIP-level market 21218

• Rents YoY: 1.6%
• Active inventory: 325
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$236
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $1,134

Break-even live

Break-even rent $370

Max offer price $45,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,160	-5% $1,147	+0% $1,134	+5% $1,122	+10% $1,109
Rent	-10% $992	-5% $1,063	+0% $1,134	+5% $1,206	+10% $1,277
Rate	-1.0pp $1,157	-0.5pp $1,146	base $1,134	+0.5pp $1,123	+1.0pp $1,111

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Aisquith St Baltimore, MD	4.0	3.0	900	$2,000	$2.22	5d	1	0.22mi
646 Cokesbury Ave Baltimore, MD	2.0	1.5	1200	$1,299	$1.08	44d	1	0.28mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	3d	1	0.35mi
1243 E Lanvale St Baltimore, MD	3.0	1.5	1281	$1,750	$1.37	16d	1	0.35mi
1803 N Dallas St Baltimore, MD	2.0	2.5	1250	$2,100	$1.68	24d	1	0.36mi
1512 E Lafayette Ave Baltimore, MD	3.0	2.5	1476	$1,950	$1.32	44d	1	0.37mi
1514 E Lafayette Ave Baltimore, MD	3.0	1.5	1215	$2,000	$1.65	24d	1	0.37mi
1607 Cliftview Ave Baltimore, MD	3.0	1.0	1200	$1,475	$1.23	44d	1	0.40mi
2535 Greenmount Ave Unit 2 Baltimore, MD	2.0	1.0	800	$1,195	$1.49	44d	1	0.48mi
2606 Cecil Ave Baltimore, MD	2.0	1.5	1200	$1,500	$1.25	44d	1	0.51mi
448 Pitman Pl Baltimore, MD	2.0	1.5	940	$2,145	$2.28	24d	1	0.51mi
458 E Federal St Baltimore, MD	2.0	2.5	1300	$1,850	$1.42	4d	1	0.52mi
456 E Federal St Baltimore, MD	2.0	2.0	1450	$1,850	$1.28	44d	1	0.53mi
1711 Latrobe St Baltimore, MD	2.0	1.5	1000	$1,700	$1.70	24d	1	0.55mi
450 E Lorraine Ave Baltimore, MD	3.0	1.0	1344	$1,695	$1.26	44d	1	0.56mi
2516 Barclay St Baltimore, MD	3.0	1.0	992	$1,375	$1.39	16d	1	0.56mi
1708 Latrobe St Baltimore, MD	2.0	1.0	750	$2,250	$3.00	24d	1	0.56mi
412 E Federal St Baltimore, MD	2.0	2.5	1100	$1,700	$1.55	24d	1	0.57mi
428 E Lorraine Ave Baltimore, MD	3.0	2.0	1344	$1,875	$1.40	24d	1	0.58mi
428 E Lorraine Ave Unit 1 Baltimore, MD	3.0	1.5	1344	$1,875	$1.40	44d	1	0.58mi
411 E Lorraine Ave Baltimore, MD	3.0	1.5	1344	$2,200	$1.64	24d	1	0.58mi
1814 E Lafayette Ave Baltimore, MD	4.0	2.0	1200	$1,995	$1.66	24d	1	0.60mi
400 E Lorraine Ave Baltimore, MD	3.0	1.0	1500	$1,800	$1.20	20d	1	0.61mi
519 E 28th St Baltimore, MD	3.0	2.0	1500	$2,000	$1.33	5d	1	0.61mi
2300 N Calvert St Baltimore, MD	1.0–2.0	1.0–2.0	1100	$1,995	$1.81	3d	2	0.62mi
1627 Rutland Ave Baltimore, MD	3.0	2.0	1100	$1,950	$1.77	24d	1	0.63mi
1627 Rutland Ave Unit 1 Baltimore, MD	3.0	2.0	1200	$2,350	$1.96	44d	1	0.63mi
2821 Mathews St Unit 27-668 Baltimore, MD	2.0	1.0	730	$1,050	$1.44	24d	1	0.64mi
2315 St Paul St Baltimore, MD	1.0–2.0	1.0	579	$1,595	$2.75	2d	5	0.66mi
814 Showell Ct Baltimore, MD	3.0	1.0	1152	$2,000	$1.74	22d	1	0.68mi
210 Federal St Baltimore, MD	3.0	1.0	900	$1,350	$1.50	20d	1	0.69mi
402 E 28th St Baltimore, MD	3.0	1.0	1436	$2,200	$1.53	44d	1	0.72mi
2440 Saint Paul St Unit 4E Baltimore, MD	2.0	2.0	891	$1,625	$1.82	44d	1	0.72mi
436 Ilchester Ave Unit 1 Baltimore, MD	2.0	2.0	1002	$1,350	$1.35	44d	1	0.73mi
1704 Saint Paul St Unit 1 Baltimore, MD	2.0	1.0	1141	$1,550	$1.36	5d	1	0.73mi
1607 Hakesley Pl Baltimore, MD	3.0	1.0	720	$1,400	$1.94	44d	1	0.75mi
936 Montpelier St Baltimore, MD	2.0	1.0	1260	$1,450	$1.15	24d	1	0.75mi
3012 Mathews St Baltimore, MD	2.0	1.0	996	$1,100	$1.10	18d	1	0.78mi
1312 Guilford Ave Baltimore, MD	1.0–2.0	1.0–2.0	1040	$1,850	$1.78	44d	6	0.79mi
2637 Saint Paul St Unit 1A Baltimore, MD	2.0	1.0	850	$1,450	$1.71	5d	1	0.80mi

Listing history 2 events

1. 2026-06-18
   remarks 209-char remark
2. 2026-06-18
   listed $45,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $446 · $37/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$22/yr (+$2/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,663
• − Mortgage interest: −$2,521
• − Property taxes: −$446
• − Insurance: −$225
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$1,309
• Taxable income: $13,696
• Est. tax owed @ 24.0%: −$3,287
• After-tax cash flow: $10,324/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Baltimore City Public Schools
• NCES district ID: 2400090
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $42,108
• Composite: 10.08/100
• National rank: #9805
• State rank: #24 of 24 in MD

Livability — Baltimore

• Score: 76/100
• State rank: #90
• US rank: #3396

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baltimore, MD
• County: Baltimore City · 558,601 people
• City population: 588,727
• Metro: Baltimore-Columbia-Towson, MD
• Population (ZIP): 44,014
• Household income: $62,488
• Rent vs Own: 51.9% rent · 48.1% own
• Severe rent burden: 2564.0

Population outlook (Baltimore County) Hauer SSP2

• Today (2025): 624,249 people
• By 2030: 621,541 · -0.4%
• By 2040: 609,756 · -2.3%
• By 2050: 597,249 · -4.3%
• By 2075: 552,236 · -11.5%
• By 2100: 513,934 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 60% White 26% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 4% French/Haitian/Cajun 2% Chinese 2%

Political lean MEDSL · Baltimore

• 2024 margin: Solid D (+73.0) · D 85.2% · R 12.2% · Other 2.6%
• 2008→2024 swing: -2.5pp toward R · 2008: 75.5pp · 2024: 73.0pp
• All cycles: 2024: D+73.0 2020: D+76.6 2016: D+74.6 2012: D+76.4 2008: D+75.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -463.14%
• Current HPI: 292.3986
• Rent YoY: ▲ 1.63%
• Metro: Baltimore-Columbia-Towson, MD
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+190.3% since first listed

18 events — show timeline

• 2026-06-18 Listed $45,000 BRIGHT MLS
• 2026-01-12 Listing Removed — BRIGHT MLS
• 2025-10-07 Contingent — BRIGHT MLS
• 2025-08-14 Relisted — BRIGHT MLS
• 2025-07-02 Listing Removed — BRIGHT MLS
• 2025-04-14 Contingent — BRIGHT MLS
• 2025-04-04 Listed $40,000 BRIGHT MLS
• 2025-01-27 Listing Removed — BRIGHT MLS
• 2024-09-25 Price Changed $45,000 BRIGHT MLS
• 2024-07-03 Price Changed $50,000 BRIGHT MLS
• 2024-06-13 Price Changed $60,000 BRIGHT MLS
• 2024-04-23 Price Changed $67,500 BRIGHT MLS
• 2024-03-21 Price Changed $70,000 BRIGHT MLS
• 2024-02-01 Price Changed $75,000 BRIGHT MLS
• 2024-01-26 Price Changed $80,000 BRIGHT MLS
• 2024-01-02 Listed $85,000 BRIGHT MLS
• 2022-09-16 Sold (Public Records) $108,000 Public Records
• 1995-06-16 Sold (Public Records) $15,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $446 · -54.4% YoY. Source: county tax records.